Remodeling and Home Design
Toronto Architects & Designers

AURA RETAIL OWNERS - TIPS FOR CONSTRUCTION OF YOUR NEW UNIT

This page is for my client's, who own retail units, other professionals or contractors at Aura.  Need tips on renovating a retail space?

The base building has rigorous standards for applications for:

- Building permit at city hall by a licensed architect (OAA), 
- Plumbing permit at city hall by a licensed mechanical engineer (PEO),
- Electrical permit by your contractor 's electrician.
- Shop drawings for signage and plumbing by your contractors draftsperson.

Compliance is manditory. Drawings will exceed minimum building permit requirements.

Your contractor must carry 5 million in insurance, typical with larger firms.

A Step by Step process

Once you hire an architect, an engineer or a contractor, you will need to apply twice to Canderel for permission to proceed with the work.

City permission to construct.

Aura permission to start construction.

First, for building and plumbing permit approval.  You will need the architectural and plumbing drawings completed and sealed. No partial submissions are allowed. 

Second, for construction approval. After receiving your permits, your contractor needs to submit these with the shop drawings all at once to Canderel for another review. 

Each review may take between 2 weeks and a month, depending on unit size. If required, revisions require another submission period, until the design is finalized.

Once finally approved you can move your materials to the site and start construction. 

In such a large building, an architect or engineer must review the work and report to the cheif building official on its compliance with their permit drawings. The cities inspectiors, of course, inspect the work.


Architectural Drawings

The drawings required for permit are extensive. Here is the drawing list requirement for architects:

All drawings to scale, with proper referencing of drawings on plan and section view.
Electrical elements and emergency lighting to be noted. Special code requirements to be cited form the OBC.

Retail plan - All areas of the mall are to be barrier free for wheelchair access. Show all floor finishes.
Reflected ceiling plan - Lights are not to hang directly from the metal ceiling grid. You may use a unitstrut system of channels for support. Dimension and describe all lights in the FFE schedule with Tag numbers such as "L1". 
Power plan - Show dimensioned locations of all duplex outlets, lights, LED's, switches, and other devices. Existing, dimmer and new duplex outlet symbols to be marked E or D. One emergency light is to be placed next to the exit doorway. Drawings are still required if there is no changes.
Furniture plan - Location type and size of furniture and displays to be marked. Architect to show the size of existing furniture to be installed.

Sections and elevations - Show wall partition assembly types. Show all wall finishes and the design of millwork with the action of all cabinet doors and drawers. Pulls to be located. Dimension heights from finish floor. Outlets, lights and fuse box to be located. Show hanging features and clearance underside to the floor for TV's and hanging lights. Show the front store sign section on the bulkhead showing the level of projection and method of attachment. Notes to describe type, fabrication and edge finishes of sign system (ie: cut-out metal letters with gloss painted finish pin mounted to painted plywood background). If a mall front glass treatment is required such as frosting or tinting, provide sample or link to specification.
Mall elevation - Provide location for all signage and window displays such as TV's. Design of signs in terms of typeface and cap height. Photo of existing sign encouraged.
Details - At a larger scale, show the construction of special items, such as pocket doors.
Material and finish schedule - Provide a table showing the general location and type of all finishes. Exact manufacturer and specification, if marked "TBA" (to be announced) not required for construction submission. Finish tag numbers, such as P1 (paint no 1),  to be coordinated with the drawings.
Furniture, Fixture, and Equipment schedule (FFE) - Show all furniture, fixtures and equipment, its location, specifications and power requirements.  Final power requirements to be calculated by the contractor in the construction submission stage.
Scope of work - In order of construction sequence, describe the general work to be done in writing. You may need to add the scope statement as separate numbered notes
to the drawings (ie: 5. Provide millwork with sink and under counter water heater).
Outline specifation - Describe construction materials, such as tile, mortar, paint, and hardware. 
Green specs -  Encouraged, but not manditory, are the use non-toxic or recycled materials, such as water based paints, low VOC glues, and bamboo or sustainable woods with recycled content.

Plumbing Drawings 
Mechanical or Plumbing drawings showing the location of all plumbing fixtures are created from the architectural plans. 

An under sink hot water heater with overflow P trap by your plumber, desinged by the mechanical engineer.

The engineer will annotate the drawings as per OBC requirements. Provide notes to coordinate with base building plumbing. 

Depending on the unit, water service may need to be provided to the unit as an extra.
The owner is resopnsible to pay for the plumbing hookup to the base building system. This can cost up to $5000.00 depending on the location, for one sink or hot water heater.
All piping to the base building system must be cast iron not PVC outside the unit, and copper piping must be the heavy duty copper, not light duty residential copper pipe. Hot water heaters should have an overflow. There is a code minimum to the overflow that may exceed your small tanks requirements.

Interor Design Ideas 

Although it is not a requirement to provoide an idea of the colors and finshes beyond a general specification, a sample board or loose samples of paint and tile finshes, keyed to your drawings,  is appreciated. This can be done at either submission. Canderel wishes the mall to be a high quality coordinated envionment.

Electrical Loads 

The electrical panel for your unit is rated for either 30 or 60 amps. Your contractor must submit a load calculation in the approved format. Upgrade of the panel may be required depending on your loads. It costs approx. $3000 to upgrade a panel.

Estimated Costs for Permit Drawings and Construction 

This table is an estimate of the minimum cost of basic professional design services and construction for a smaller retail unit. Larger or food court units will vary widely. These costs were derived from recent pricing information for ongoing renovations on a small unit with "home depot" level millwork. We understand many of the owners may be startups and have limited up front cash to work with. Cash planning for your starup store can be a challenge. Actual prices will vary as to vendor, size and complexity.
Interior design, custom millwork and your special finishes, lighting and equipment will of course be more.


Permit Drawing Samples

* Link to samples of small unit architectural permit drawings.
* Link to a sample of a small unit plumbing drawing.

Links to Canderel reccomended suppliers for your renovation.

Pease feel free to contract with these reccomended suppliers.


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CONTRACTORS:

  ericksong@ericksong.com © Gary Erickson 2016